Money · Published Oct 2026

What Langley's Tax Bills Say About Asking Prices

Each MLS® listing shows the annual property tax and the year of the bill. Divide the asking price by that tax and the result is a plain ratio: dollars of asking price per dollar of tax. We read every active listing in Langley on the afternoon of 6 October 2026, 1,384 of them, and this report prints the medians. The first section of The Fifteen measures each of its picks against these same groups, from the same read.

Which listings are counted. Houses, condos and townhouses only: 1,290 listings (607 houses, 407 condos, 276 townhouses). Four groups are then set aside, in this order, and no listing falls in two of them: 2 that are neither freehold nor strata; 147 that show no tax or a nominal one, most of them new construction not yet assessed; 19 that carry a bill from before 2025; and 155 houses on an acre or more, because many carry farm-class bills. 1,290 less 2, 147, 19 and 155 leaves 967 listings with a current bill: 407 houses, 332 condos and 228 townhouses. Of the 967 bills, 618 are 2026 bills and 349 are 2025 bills.

The Township and the City are two different readings. The City of Langley and the Township of Langley are separate municipalities with separate tax rates. Outside the Langley City search, the median house asked 282 dollars per dollar of tax, across 350 houses. Inside it, the median was 191, across 57 houses. For condos the medians were 271 across 196 and 217 across 136; for townhouses 270 across 191 and 224 across 37. A ratio is only comparable with others under the same municipality's rate.

Houses, by neighbourhood. Medians, with the number of bills counted: Murrayville 288 (31), Aldergrove 286 (52), Fort Langley 286 (22), Walnut Grove 285 (36), Salmon River 284 (19), Campbell Valley 280 (14), Brookswood 279 (88), Willoughby Heights 275 (86), Langley City 191 (57), and two houses in Otter District. The middle half of Township houses sits in a narrow range: in Willoughby Heights between 265 and 291, in Brookswood between 259 and 308.

Condos and townhouses. Condo medians: Fort Langley 288 (4), Murrayville 277 (12), Willoughby Heights 272 (157), Walnut Grove 266 (13), Aldergrove 263 (7), Salmon River 250 (3), Langley City 217 (136). Townhouse medians: Fort Langley 291 (5), Walnut Grove 273 (42), Aldergrove 270 (8), Willoughby Heights 270 (113), Murrayville 266 (23), Langley City 224 (37). Groups of fewer than six are printed for completeness and are too small to compare against.

What the ratio is close to. The Township's 2026 residential rate is 3.61686 dollars per $1,000 of assessed value. A bill at exactly that rate on a home listed at exactly its assessed value would give a ratio of 276. The Township house medians above, where six or more were counted, run from 275 to 288. That is consistent with asking prices sitting near assessed values on the median, and it is no more than that: the 967 bills are a mix of two tax years (618 from 2026, 349 from 2025), assessments are dated the previous July, and a bill can include charges other than the rate.

Acreages are a different population. Of 166 houses listed on an acre or more, 155 show a current bill. Their median ratio is 356 and the middle half runs from 275 to 561. For 27 of them the asking price is more than a thousand times the tax. Bills that low on land that large usually reflect farm classification, which our report on farm status and acreage taxation sets out.

How this compares with September. The Fifteen's September edition recorded median ratios of 281 for Aldergrove houses, 282 for Walnut Grove houses and 277 for Willoughby Heights houses on 15 September, and 223 for Langley City condos and townhouses on 19 September. On 6 October the same groups read 286, 285, 275, 217 and 224. The September groups were counted with acreages left in, so differences of a few points are within the method.

What a ratio cannot say. A low ratio means a listing asks little against the tax it carries. It is a screening signal for which listings to read. It does not establish that a home is priced below its assessed value: the assessment can be for something other than a house, the bill can be in a different class or a different year, or the figure on the sheet can be wrong. To claim a discount to assessment, the asking price would have to be set beside a verified assessment for the same property and year, which this report does not do. It is published so that the screen can be checked. This report was corrected later on 6 October 2026 from a second read the same afternoon, so that it and The Fifteen print the same groups.

Sourced from our own read of every active Langley MLS® listing on 6 October 2026, using the asking price, annual taxes, tax year, dwelling type, ownership and lot area shown on each listing, and the Township of Langley's 2026 Class 1 residential rate under Tax Rates Bylaw No. 6213 as quoted in our August reports. Neighbourhoods are the MLS® sub-areas as listed. Medians and ranges are our arithmetic; the tax figures are the listing agents' entries and were not independently verified. We publish the ratio, not an assessed value. This report describes and informs; it is not tax or investment advice.

Where this applies most: the neighbourhood guides this report belongs beside.

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Sources: active MLS® listings in Langley read 6 October 2026 (asking price, taxes and tax year, dwelling type, ownership, lot area as shown on each listing); Township of Langley Tax Rates Bylaw No. 6213 (2026 residential rate).

What Langley's Tax Bills Say About Asking Prices

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What Langley's Tax Bills Say About Asking Prices

Ask Atlas, our advanced AI, for expert analysis.

Ask Atlas, our advanced AI,
for expert analysis.